Whether you're a first-time seller needing a helping hand or simply want a refresher on the selling process, our step-by-step guide helps navigate you through it.
Selling a house or flat in England, Wales and Northern Ireland
Decide if selling is right for you
Selling your home is a big decision and it’s important to be prepared for the process. Do your research before putting your property on the market.
Follow these steps to work out what you need to do
Consider the cost of selling
Selling your home can be expensive, so look at your finances to see if it’s right for you.
Costs could include:
estate agent fees (1% - 3% of sale price)
legal fees (£800 - £1,800)
remortgaging fees (£1,000+ if applicable)
energy performance certificate (EPC) (£60 - £120)
removal costs (£400 - £1,000+).
You might also pay:
mortgage exit fee or early repayment charges (ERC)
Capital Gains Tax (if not selling your main home).
If you buy a property at the same time as selling, you should also budget for other buying costs, including any tax due on your new home.
Calculate Land Transaction Tax (Wales)
Get started with our free and easy to use Budget planner
Check current mortgage deals
Mortgage interest rates can be volatile, so the deals available might not be as competitive as when you last applied for a mortgage.
It’s worthwhile using comparison sites to see current mortgage rates and check how they compare to your current deal.
Popular sites include:
Use our Mortgage affordability calculator to see your monthly repayments with a higher (or lower) interest rate.
Before deciding, ask:
Is this the right time to sell?
Can I afford the new monthly repayment?
How would I cope if interest rates rise?
Explore your options, find an independent mortgage adviser or broker
Plan your next step
What are your plans after selling? Typically, most people sell and buy a new property at the same time. This forms a housing ‘chain’.
Find out about the buying process with our guides:
If your home is bigger than you need, take a look at our guide on downsizing.
Renting is also an option after selling your home.
This has the benefit of avoiding a housing chain and the pressure to sell quickly, but you’ll need to budget for rent and other costs, such as storage fees.
If you decide to rent, remember that housing prices could increase by the time you’re ready to buy. And you may run out of time to ‘port’ your mortgage if you planned to do this (transferring it from one property to another). You have to port your mortgage within a specific timeframe, usually around 6 months.
Get prepared with this Citizens Advice guide to common problems when sellingOpens in a new window
Find out how to prepare yourself and your property
Prepare yourself and your property
Preparation is key when selling your home. Give yourself the best possible start by finding the essential paperwork for your home you’ll need later on.
Follow these steps to work out what you need to do
Check your mortgage for exit fees
If you’re selling your home and have a mortgage, it’s time to dig out the paperwork.
You may need to pay to close your mortgage before the end of its term.
Check if your agreement includes the following:
early repayment charges (ERC)
exit fees.
If you can’t find the details, speak to your lender. They can explain what fees apply if you end or switch your mortgage to another lender.
Ask them about ‘porting’, a process that lets you transfer your mortgage deal to your new property. Usually this happens at the same time to avoid early repayment charges, so speak to your lender about options that could suit your move.
If your mortgage is ending, or you plan to move to a more expensive home, you may want to remortgage to get a better deal.
Explore the benefits in our guide on remortgaging.
Get a property valuation
A valuation helps give you an asking price and an idea of any equity in your home (the cash remaining after repaying your mortgage).
Most estate agents offer a free professional valuation. Get a valuation from more than one agent as their estimates may vary.
You can also search online to find how much similar properties sold for in your area by using:
estate agents (like RightmoveOpens in a new window and ZooplaOpens in a new window)
Get help setting your asking price, find out about free online valuation toolsOpens in a new window
Get an EPC certificate
An energy performance certificate (EPC) is a short survey that tells buyers how energy-efficient your property is.
A poor EPC rating can affect your home’s valuation.
By law, you must have a valid certificate or have at least applied for one before your home goes on the market - check your EPC at GOV.UKOpens in a new window
You may not need one if your home is a listed building.
It typically costs between £60 and £120, but prices vary, so always shop around.
You can get an EPC through your estate agent, and they may even pay for it if you decide to use their services to sell.
Or you can find an energy assessor at GOV.UKOpens in a new window
Find important paperwork
In addition to an EPC, you should gather together the necessary paperwork related to your home.
Some documents are needed for potential buyers, or your solicitor or conveyancer.
Including:
proof of identity
property title deeds
copy of the lease (for leasehold properties)
record of boiler service
planning permissions (if applicable)
warranties and guarantees for new appliances included in the sale
- paperwork for building or property modifications.
Later in the process you need to complete a Property Information Form (TA 6) for potential buyers. Having the paperwork together will help you complete the form. Find out more in the Hire a solicitor or conveyancer section.
Find out how to choose a method to sell your home
Choose a method to sell your home
There are lots of different ways to sell your property. Explore the options available to you, including the benefits, the costs, and who to speak to if something goes wrong.
Follow these steps to work out what you need to do
Use an estate agent
Using an estate agent is the most common way to sell.
They help by marketing your property (online and offline), organising viewings and speaking with potential buyers.
A fee of 0.75% to 3.5% of the selling price typically applies, so compare a couple of agents before deciding.
Ask them about their track record with similar properties in the area.
If things go wrong with an estate agent, and you’re unhappy with their response, contact the property ombudsman who covers your agent:
Auction your property
Property auctions are ideal if you need to move quickly, or your home needs extensive repairs which may put off buyers.
Other benefits include:
no chain
fast process (complete within 60 days)
legally binding sale on offer acceptance
avoids gazundering (where buyers reduce their offer close to the contract exchange).
Auctions can take place in person or online, sometimes called ‘modern method’ or ‘conditional auctions’.
To encourage buyers, you can advertise a ‘guide’ price lower than the open-market value, but agree with the auctioneer the minimum offer you will accept.
Buyers are not told this ‘reserve’ price.
Costs vary, so shop around. Expect fees of around 2.5% of the sale price, plus solicitor’s fees and advertising fees.
Find out more about selling at auctionOpens in a new window
Sell your home privately
You can take on the role of estate agent yourself, which could save you a significant amount in fees.
Selling privately is a hands-on process, and it comes with some risks.
You take on responsibility for:
organising valuations
setting the asking price
organising paperwork (EPC)
taking quality photographs
providing room measurements
arranging and showing buyers your home
negotiating offers.
You need to advertise your property to potential buyers. This can include buying a ‘For Sale’ sign.
Online estate agent PurplebricksOpens in a new window lets you create a property listing and market your home to a wide range of buyers for free.
Be wary of selling using social media sites like Facebook Marketplace or Gumtree, as you could be at risk of being scammed.
If you have a dispute with an online estate agent, check if you can get help from The Property OmbudsmanOpens in a new window
What to do if you're selling a shared ownership home
There are some differences when selling a shared ownership home.
Your 'Key Information Document' will detail these extra steps.
1) Contact your housing provider
If you own less than 100% of your home, you must offer it to your housing provider to sell first.
If a buyer isn't found within the agreed time, you can arrange a sale with an estate agent or sell privately.
2) Get a valuation
You’ll need to pay for a RICS property survey to confirm the asking price.
3) Complete Leasehold information form (TA 7)
This form gives important property information to buyers, including management fees, insurance, maintenance or service charges.
4) Budget for your housing provider’s costs
Check if you pay a selling fee to the housing provider and cover their legal costs.
Look into new-build incentives
If you’re considering moving to a new-build property, it’s worth looking into the schemes available to help you sell your current home. Some new-build providers offer incentives for selling your home through them.
Check what schemes your new-build developer offers and compare with the incentives from other developers
Contact your chosen new-build provider directly to see what they offer - and it’s also worth shopping around.
But do make sure you check the fees and charges, and keep in mind that housing valuations vary between estate agents.
Find out more, read MoneySavingExpert’s guide on buying a new-build homeOpens in a new window
Find out how to hire a solicitor or conveyancer
Hire a solicitor or conveyancer
Selling your home is a legal process involving contracts and complex paperwork. A legal professional guides you through the conveyancing work and can be essential to the sale running smoothly.
Follow these steps to work out what you need to do
Shop around for the right firm
After deciding which selling method to use, you can instruct (hire) a solicitor or conveyancer to handle the legal part of the process.
Your estate agent might recommend using their in-house solicitor. While this can be convenient, don’t feel pressured to go with their pick.
Shop around and compare quotes from different firms.
We’ve put together all you need to know in our guide, Find the right solicitor or conveyancer
Fill out property questionnaires
Your solicitor or conveyancer forwards you forms to complete about your property.
Be truthful when filling out these questionnaires.
The sale could fall through, or the buyer might sue for compensation if you don’t mention an issue they discover later, like formal noise complaints or feuds with neighbours.
Property information form (TA 6)
Include details on boundaries, disputes or complaints, potential developments (like motorways), Council Tax, utilities and sewerage.
Fittings and contents form (TA 10)
List the fixtures and fittings included in the sale. To avoid confusion, note anything moving with you.
You may also complete additional forms if you don’t own the property freehold:
- Leasehold information form (TA 7)
- Commonhold information form (TA 9)
Find out about how to accept an offer
Accept an offer
Offers are made to your estate agent (if using one) or directly to you when selling privately. An acceptance isn’t legally binding, so it can be a tense time as you and the buyer negotiate.
Follow these steps to work out what you need to do
Choose the best offer for your situation
As potential buyers view your home, the estate agent passes on any offers.
If you’re selling privately, buyers will speak to you directly.
Consider any offer along with the buyer’s position and accept what’s right for your circumstances.
For example, if you need to move quickly, a lower offer from a first-time buyer without a buying chain could be better than the highest offer with a chain.
When an offer is made, you can choose to:
accept
negotiate, or
reject and wait for a better offer.
Accepting the offer isn’t legally binding until you exchange contracts.
You can still change your mind or accept a higher price from another buyer (gazumping). But be aware, buyers can also lower their offer before exchanging, even at the last minute, known as gazundering.
Agree contract details
After accepting an offer, your solicitor or conveyancer negotiates and writes up a draft contract between you and the buyer.
This includes:
the time between exchange and completion, typically between 7 and 28 days.
fixtures and fittings included in the sale (TA 10 form)
any additional furniture you want to sell (and the cost to the buyer).
Be prepared for survey results
Based on the buyer’s survey results, their solicitor could attempt to renegotiate when drafting the contract.
If expensive repairs are needed, or the mortgage valuation survey shows a lower value than the offer price, the buyer may change their offer.
You can decide whether to accept the offer, give a discount or put your home back on the market.
Find out how to exchange contracts
Exchange contracts
When contracts are exchanged, you're legally committed to selling your property. It's exciting to be so near the end of this long process, but it can also be tricky. Here's what to expect and what to watch out for.
Follow these steps to work out what you need to do
What happens when you exchange contracts?
Both solicitors or conveyancers read the contract over the phone during the exchange. This conversation is recorded.
After confirming the documents are the same, they post signed copies to each other, which is the contract exchange.
Waiting for this can be stressful, but once confirmed, you receive the buyer’s deposit in your account. This is usually 10% of the sale price.
You have now legally sold your home.
Keep in mind that if you withdraw after this point (without good reason) the buyer can potentially sue to recover their lost costs.
If you’re happy, the next step is to agree a completion and moving date.
What to do if your buyer reduces their offer (gazundering)
Gazundering is when a buyer lowers their offer at the last minute, typically just before exchanging contracts.
It pressures the seller to accept a lower offer, or risk starting the selling process all over again when the buying chain breaks and the sale falls through.
It's unfair but legal in England, Wales and Northern Ireland.
To avoid gazundering:
choose a chain-free buyer
set a quick exchange date
avoid overpricing your home
be honest about issues with the property or surrounding area.
Working out the lowest offer you can accept is a good idea, especially if you're in a chain and need to move.
Agree a completion date
Completion day typically happens between 7 and 28 days after exchanging contracts, but exchanging and completing on the same day is possible.
Choose a weekday to help avoid banking delays and so your solicitor is available if anything goes wrong.
When there's a buying chain, the date must be agreed between you, the buyer, and all other members of the chain.
When agreeing to a completion date:
check the availability of removal services
- contact utility companies and see if it’s possible to switch over on this day.
You can plan your move once your date is set.
Arrange your move
You can move out any time - you can even complete and move out on the same day.
Hiring professional moving services might help reduce moving stress.
Removal charges can range from £400 to over £1,000.
Costs depend on:
where you live
property size
distance of move
removals insurance
how much the removals company move, and
what you plan to do yourself.
For example, a local move with a two-person crew with a van could cost £400-£500.
Larger properties needing bigger teams or long-distance moves can run to over £1,000.
Shop around and get quotes for exactly what you need.
Choose a member of the British Association of Removers (BAR)Opens in a new window for added peace of mind
Check your home insurance
Typical cost: £120-£140
You’re responsible for your sold property until you complete the sale, so keep it in good condition.
You must fix any unexpected damage during this time, like a leak or broken window.
To protect yourself from additional costs, make sure your building and contents insurance policy is valid until completion day.
If it has expired:
Talk to your insurance company about renewing/extending until completion (admin fees apply).
Take out a short-term specialist insurance policy (but these can be expensive.)
Compare costs using comparison sites:
Read our guide on how to get the best home insurance deal
Find out more about how to finalise the sale
Finalise the sale (completion day)
Completion day is the agreed date when you receive payment and property ownership transfers to the buyer. It can be a complicated process, especially if you’re in a buying chain, so prepare for a long day and potential delays.
Follow these steps to work out what you need to do
What happens on completion day?
Completion day is the final step in selling your home.
It can feel like a waiting game while the legal team on both sides transfers paperwork and checks everything is in order.
On the day, your solicitor or conveyancer:
confirms payment received
registers transfer of ownership with Land Registry
confirms completion
releases keys via the estate agent (if using one)
requests a Redemption Certificate for your mortgage
creates a completion statement of all payments
pays outstanding invoices.
If you're chain-free, completion usually happens around 11 am, provided your solicitor receives the payment.
Otherwise, completion time depends on the number of people in the chain and your position. Typically, it's between 9am and 2pm.
To see what completion day looks like for a buyer, read our buying guide
Settle up
Your solicitor or conveyancer typically pays most fees for you on completion day once they receive the buyer’s payment.
This can include:
paying off previous mortgage (your lender issues a Redemption Certificate with the final amount calculated to that date)
buying fees (including Stamp Duty)
estate agent fees
the firm’s conveyancing fees.
Your solicitor produces an ‘account’ detailing all transactions, including:
total sale price
payments made by solicitor/conveyancer
disbursements (payments made by third parties)
remaining balance or refund due.
You can handle the payments yourself, but it's important you're contactable during completion day to quickly resolve any issues that could delay things.
Confirm your new address
Make sure you update your address as early as possible. This is especially important for documents where you could receive a large fine, like a driving licence.
Contact:
utility companies, like water, gas and electric (remember to take meter readings on completion day)
contract services, like phone, TV and broadband
TV licence
banks, building societies, pension providers, and anywhere you have a loan or financial agreement, like the Child Maintenance Service.
credit and store cards
HMRC (for tax)
Inland Revenue
DVLA (for your driving licence)
Local authority (for Council Tax and voter registration)
employer
GP and dentist
friends, family and colleagues
- schools.
You can also arrange to forward your post to any UK or overseas address for up to 12 months. Contact the Post Office about redirectionOpens in a new window